Sold STC Flat

15 MEADOW BANK

LONDON, GREATER LONDON N21 1JE

1 beds 1 baths 53 m² Listed 30 Oct 2021 (-1736d)

£325,000

Offers in Excess of

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# 1 bedroom flat for sale (N21 1JE)

## Property Details

| Key | Value |
|-----|-------|
| Address | 15 MEADOW BANK, LONDON, GREATER LONDON N21 1JE |
| Price | £325,000 |
| Bedrooms | 1 |
| Bathrooms | 1 |
| Last sold | £320,000 Feb 2022 |

## Description

**Property additional info**

**Hallway:**

Storage cupboard with plumbing for washing machine, access to loft space

**Reception:** 4.24m x 3.06m (13.91ft x 10.04ft)

Double glazed window to rear, wall mounted heater

**Kitchen:** 3.06m x 2.87m (10.04ft x 9.42ft)

Range of wall and base units, integrated fridge/freezer, integrated oven, integrated hob with extractor hood, integrated microwave, integrated dish washer, stainless steel sink with drainer board, tiled flooring, double glazed window to front, coved cornices, spot lighting, kick board heater

**Bedroom:** 4.24m x 3.06m (13.91ft x 10.04ft)

Double glazed window to rear, double glazed door to balcony, wall mounted heater, coved cornices

**Bathroom:** 2.19m x 1.70m (7.18ft x 5.58ft)

Three piece shower room comprising; tiled shower, low level flush toilet, under mounted wash hand basin, tiled flooring, towel radiator, wall mounted fan heater, frosted double glazed window to front

**Balcony:**

private balcony to rear

**Loft Space**

## Property Photos

- ![One Bedroom Top Floor Flat](/listings/photos/115583789/1653831) - One Bedroom Top Floor Flat
- ![Gallery](/listings/photos/115583789/1653832) - Gallery
- ![Gallery](/listings/photos/115583789/1653833) - Gallery
- ![Gallery](/listings/photos/115583789/1653834) - Gallery
- ![Gallery](/listings/photos/115583789/1653835) - Gallery
- ![Gallery](/listings/photos/115583789/1653836) - Gallery
- ![Gallery](/listings/photos/115583789/1653837) - Gallery

## Floorplans

- ![Floor Plan](/listings/photos/115583789/1653838) - Floor Plan

## EPC Graphs

- ![EPC](/listings/photos/115583789/1653839) - EPC

## Sales History

*Recorded sales for this property. Data from Land Registry Price Paid.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 15 MEADOW BANK, LONDON, ENFIELD, GREATER LONDON, N21 1JE | £320,000 | 18/02/2022 | Flat |
| 15 MEADOW BANK, LONDON, ENFIELD, GREATER LONDON, N21 1JE | £219,000 | 30/10/2015 | Flat |

## Sold Comparables

*Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 11 GALLUS CLOSE, LONDON, ENFIELD, GREATER LONDON, N21 1JR | £410,000 | 11/12/2025 | Flat |
| 8 GALLUS CLOSE, LONDON, ENFIELD, GREATER LONDON, N21 1JR | £330,000 | 28/11/2025 | Flat |
| OAK LODGE, 50 FLAT 10 EVERSLEY PARK ROAD, LONDON, ENFIELD, GREATER LONDON, N21 1JL | £330,000 | 29/01/2025 | Flat |
| RUSKIN COURT FLAT 19 WINCHMORE HILL ROAD, LONDON, ENFIELD, GREATER LONDON, N21 1QJ | £281,000 | 07/01/2025 | Flat |
| SEYMOUR COURT FLAT 31 EVERSLEY PARK ROAD, LONDON, ENFIELD, GREATER LONDON, N21 1JG | £390,000 | 10/08/2023 | Flat |
| RUSKIN COURT FLAT 6 WINCHMORE HILL ROAD, LONDON, ENFIELD, GREATER LONDON, N21 1QJ | £294,000 | 15/03/2023 | Flat |
| SEYMOUR COURT FLAT 7 EVERSLEY PARK ROAD, LONDON, ENFIELD, GREATER LONDON, N21 1JG | £426,000 | 02/12/2022 | Flat |
| SEYMOUR COURT FLAT 61 EVERSLEY PARK ROAD, LONDON, ENFIELD, GREATER LONDON, N21 1JQ | £405,000 | 10/11/2022 | Flat |
| SEYMOUR COURT FLAT 48 EVERSLEY PARK ROAD, LONDON, ENFIELD, GREATER LONDON, N21 1JQ | £405,000 | 25/08/2022 | Flat |
| OAK LODGE, 50 FLAT 13 EVERSLEY PARK ROAD, LONDON, ENFIELD, GREATER LONDON, N21 1JL | £380,000 | 28/07/2022 | Flat |
| 14 GLADESIDE, LONDON, ENFIELD, GREATER LONDON, N21 1QD | £468,000 | 15/07/2022 | Flat |
| SEYMOUR COURT FLAT 5 EVERSLEY PARK ROAD, LONDON, ENFIELD, GREATER LONDON, N21 1JG | £405,000 | 01/07/2022 | Flat |
| 7 SPRING BANK, LONDON, ENFIELD, GREATER LONDON, N21 1JH | £405,000 | 12/04/2022 | Flat |
| 41 SPRING BANK, LONDON, ENFIELD, GREATER LONDON, N21 1JH | £440,000 | 08/04/2022 | Flat |
| 27 SPRING BANK, LONDON, ENFIELD, GREATER LONDON, N21 1JH | £432,000 | 11/03/2022 | Flat |
| PARK HOUSE FLAT 24 WINCHMORE HILL ROAD, LONDON, ENFIELD, GREATER LONDON, N21 1QL | £365,000 | 01/03/2022 | Flat |
| 18 BYLAND CLOSE, LONDON, ENFIELD, GREATER LONDON, N21 1QH | £285,000 | 25/02/2022 | Flat |
| LINDEN LODGE, 233 FLAT 1 WINCHMORE HILL ROAD, LONDON, ENFIELD, GREATER LONDON, N21 1QA | £450,000 | 10/02/2022 | Flat |
| 5 GALLUS CLOSE, LONDON, ENFIELD, GREATER LONDON, N21 1JR | £330,000 | 07/02/2022 | Flat |
| SEYMOUR COURT FLAT 20 EVERSLEY PARK ROAD, LONDON, ENFIELD, GREATER LONDON, N21 1JG | £385,000 | 21/01/2022 | Flat |

**Area average:** £380,800 (20 sales)

## Price vs local average

*Outcode + property type (HousePrices, last 2 years).*

- **Local average:** £324,683 (30 Flat, N21, 2024–2026)
- **Deviation:** +0.1%

## Rental Range

*ONS Price Index of Private Rents (Enfield). Low / Realistic / Optimistic = conservative / average / best case.*

- **Low:** £1,623/mo
- **Realistic:** £1,803/mo
- **Optimistic:** £1,983/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Cambridge (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £898/mo

## Rental Comparables

*Residential lets from OpenRent and Rightmove for the area (same bedroom count). Use to validate rent estimates. Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 1 Bed Flat, Vicars Moor Lane, N21 | £1,675/mo | 1 | 0.43 miles | OpenRent |
| 1 Bed Flat, Seacole Lodge, N21 | £1,525/mo | 1 | 0.52 miles | OpenRent |
| 1 Bed Flat, Moor Park House, N21 | £1,295/mo | 1 | 0.53 miles | OpenRent |
| Studio Flat, Chase Road, N14 | £1,250/mo | 1 | 0.7 miles | OpenRent |
| Studio Flat, Hood Avenue, N14 | £1,245/mo | 1 | 1.21 miles | OpenRent |
| 1 Bed Flat, The Haven, N14 | £1,550/mo | 1 | 1.23 miles | OpenRent |

**Average rent: £1,423/mo (6 listings)**

## 1% Rule

- **Rent ratio:** 0.43% (weak for cashflow)
- **Max investor price (0.8%):** £176,250
- **Target investor price (1%):** £141,000

*Monthly rent ÷ price. 1%+ = strong, 0.8–1% = okay, <0.8% = weak. Max investor price = rent ÷ 0.8% (Stoke-style target). Target investor price = rent ÷ 1% (strong cashflow band). Based on OpenRent comparables.*

## Rent-driven metrics

*Based on OpenRent comparables (median £1,410/mo).*

- **Gross yield:** 5.2%
- **Cost-to-rent:** 19.2×
- **Monthly cashflow:** £-36/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -0.5%

*Gross yield = annual rent as % of price (no costs). Cost-to-rent = price ÷ annual rent (from OpenRent comparables); under 14× = strong, 14–16× = acceptable, 17×+ = compressed. Cashflow = rent − mortgage − 10% maintenance − £25/mo compliance; assumes 75% LTV, 3.95% APR (5yr fixed), 25yr term. ROI = annual profit ÷ cash in (deposit + 4% purchase costs).*

## Capital growth trend

*Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.*

- **5y growth:** 9.3%
- **10y growth:** -8.4%

## House Price Index (HM Land Registry)

*Official index for Enfield; Flats and maisonettes series; as of April 2026.*

- **1y growth (index):** -4.3%
- **5y growth (index):** -4.2%
- **10y growth (index):** 4.6%

## Flood risk

- **Zone:** 1
- **Risk:** Low
- **Source:** Job (default Low)

[Check long-term flood risk (GOV.UK)](https://check-long-term-flood-risk.service.gov.uk/postcode)

One Bedroom Top Floor Flat Gallery Gallery Gallery Gallery Gallery Gallery

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Property details

Tenure

FREEHOLD

Floor area

53 m²

Last sold

£320,000 Feb 2022

Local average

£324,683 (+0.1%)

Deprivation

Decile 8 (23,979 of 33,755)

Street crime

220 incidents within 1 mile (May 2026)

Key features

One Bedroom Top Floor Flat
Quiet Development
Lovely Condition
Balcony
Close to Primary and Secondary School
Loft Space
Share Of Freehold

Description

Addison Townsend are pleased to offer this lovely one bedroom top floor flat located in a quiet residential development in Winchmore Hill. The property offer; spacious living room, modern fitted kitchen, double bedroom, fitted bathroom suite, balcony, storage and loft space. Located approximately 0.24miles to Eversley Primary School and 0.62miles to Grange Park Primary School & Highlands Secondary School while also only being a 0.7miles walk to Winchmore Hill Station, 1mile to Southgate Tube and a short walk to local parks. Offered with a Share of the Freehold

Property additional info

Hallway:
Storage cupboard with plumbing for washing machine, access to loft space

Reception: 4.24m x 3.06m (13.91ft x 10.04ft)
Double glazed window to rear, wall mounted heater

Kitchen: 3.06m x 2.87m (10.04ft x 9.42ft)
Range of wall and base units, integrated fridge/freezer, integrated oven, integrated hob with extractor hood, integrated microwave, integrated dish washer, stainless steel sink with drainer board, tiled flooring, double glazed window to front, coved cornices, spot lighting, kick board heater

Bedroom: 4.24m x 3.06m (13.91ft x 10.04ft)
Double glazed window to rear, double glazed door to balcony, wall mounted heater, coved cornices

Bathroom: 2.19m x 1.70m (7.18ft x 5.58ft)
Three piece shower room comprising; tiled shower, low level flush toilet, under mounted wash hand basin, tiled flooring, towel radiator, wall mounted fan heater, frosted double glazed window to front

Balcony:
private balcony to rear

Loft Space

Listed by

Winchmore Hill

ADDISON LONDON LIMITED

Reference: 115583789

EPC Rating & Upgrade Cost

Fetching EPC data… Refresh this page in a moment.

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floor Plan

EPC Graphs

EPC

Price history

46% since 2015

Event	Date	Price	% change
Sold	18/02/2022 (4 years ago)	£320,000	+46.1%
Sold	30/10/2015 (10 years ago)	£219,000	—

Source: HM Land Registry Price Paid Data. Crown copyright.

Sold Comparables

Same street and nearby sales within 0.25 miles (last 5 years). Data from Land Registry Price Paid.

Address	Price	Date	Type
11 GALLUS CLOSE, LONDON, ENFIELD, GREATER LONDON, N21 1JR	£410,000	11/12/2025	Flat
8 GALLUS CLOSE, LONDON, ENFIELD, GREATER LONDON, N21 1JR	£330,000	28/11/2025	Flat
OAK LODGE, 50 FLAT 10 EVERSLEY PARK ROAD, LONDON, ENFIELD, GREATER LONDON, N21 1JL	£330,000	29/01/2025	Flat
RUSKIN COURT FLAT 19 WINCHMORE HILL ROAD, LONDON, ENFIELD, GREATER LONDON, N21 1QJ	£281,000	07/01/2025	Flat
SEYMOUR COURT FLAT 31 EVERSLEY PARK ROAD, LONDON, ENFIELD, GREATER LONDON, N21 1JG	£390,000	10/08/2023	Flat
RUSKIN COURT FLAT 6 WINCHMORE HILL ROAD, LONDON, ENFIELD, GREATER LONDON, N21 1QJ	£294,000	15/03/2023	Flat
SEYMOUR COURT FLAT 7 EVERSLEY PARK ROAD, LONDON, ENFIELD, GREATER LONDON, N21 1JG	£426,000	02/12/2022	Flat
SEYMOUR COURT FLAT 61 EVERSLEY PARK ROAD, LONDON, ENFIELD, GREATER LONDON, N21 1JQ	£405,000	10/11/2022	Flat
SEYMOUR COURT FLAT 48 EVERSLEY PARK ROAD, LONDON, ENFIELD, GREATER LONDON, N21 1JQ	£405,000	25/08/2022	Flat
OAK LODGE, 50 FLAT 13 EVERSLEY PARK ROAD, LONDON, ENFIELD, GREATER LONDON, N21 1JL	£380,000	28/07/2022	Flat
14 GLADESIDE, LONDON, ENFIELD, GREATER LONDON, N21 1QD	£468,000	15/07/2022	Flat
SEYMOUR COURT FLAT 5 EVERSLEY PARK ROAD, LONDON, ENFIELD, GREATER LONDON, N21 1JG	£405,000	01/07/2022	Flat
7 SPRING BANK, LONDON, ENFIELD, GREATER LONDON, N21 1JH	£405,000	12/04/2022	Flat
41 SPRING BANK, LONDON, ENFIELD, GREATER LONDON, N21 1JH	£440,000	08/04/2022	Flat
27 SPRING BANK, LONDON, ENFIELD, GREATER LONDON, N21 1JH	£432,000	11/03/2022	Flat
PARK HOUSE FLAT 24 WINCHMORE HILL ROAD, LONDON, ENFIELD, GREATER LONDON, N21 1QL	£365,000	01/03/2022	Flat
18 BYLAND CLOSE, LONDON, ENFIELD, GREATER LONDON, N21 1QH	£285,000	25/02/2022	Flat
LINDEN LODGE, 233 FLAT 1 WINCHMORE HILL ROAD, LONDON, ENFIELD, GREATER LONDON, N21 1QA	£450,000	10/02/2022	Flat
5 GALLUS CLOSE, LONDON, ENFIELD, GREATER LONDON, N21 1JR	£330,000	07/02/2022	Flat
SEYMOUR COURT FLAT 20 EVERSLEY PARK ROAD, LONDON, ENFIELD, GREATER LONDON, N21 1JG	£385,000	21/01/2022	Flat

Area average: £380,800 (20 sales)

Capital growth trend

Land Registry outcode average: last 12 months vs 5y and 10y ago (from sold prices).

5y growth 9.3%

10y growth -8.4%

House Price Index (HM Land Registry — official index, not sold-price averages): Enfield. Series: Flats and maisonettes. As of April 2026.

1y (index) -4.3%

5y (index) -4.2%

10y (index) 4.6%

Rental Range

Estimated market rent for Enfield. Low = conservative, Realistic = average, Optimistic = best case.

Low £1,623/mo

Realistic £1,803/mo

Optimistic £1,983/mo

Based on Local Authority from postcode lookup → Enfield.

LHA (30th percentile) floor for Cambridge: £898/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View N21 1JE

Nearby

Nearest stations, universities and amenities (distance from property).

Type	Name	Distance
Bus stop	Church Hill	0.0 miles
Shop	Vas' Barbers	0.4 miles
Shop	Pink of London	0.4 miles
Hospital	Priory Hospital	0.6 miles
Train station	Winchmore Hill	0.6 miles
Train station	Grange Park	0.7 miles
Hospital	North London Hospice Winchmore Hill	1.2 miles
University	Flood Hazard Research Centre	6.3 miles
University	Middlesex University	6.3 miles

Street-level crime

Category	Count
Anti-social behaviour	63
Violence and sexual offences	55
Vehicle crime	34
Other theft	14
Shoplifting	13
Public order	12
Burglary	8
Drugs	6
Other crime	6
Theft from the person	3
Bicycle theft	2
Robbery	2
Criminal damage and arson	1
Possession of weapons	1
Total incidents	220

Within 1 mile during May 2026. Source: data.police.uk (England & Wales).

Schools nearby

Nearest open schools with Ofsted ratings (England). Closed schools are not shown. Data from Get Information about Schools and Ofsted.

Name	Type	Distance	Ofsted
Eversley Primary School	Primary	0.4 miles	Outstanding — 6 Feb 2015
Keble Preparatory School	Other	0.4 miles	— (No rating)
St Paul's CofE Primary School	Primary	0.6 miles	Good — 24 Jan 2024
Grange Park Primary School	Primary	0.6 miles	Good — 3 Apr 2014
West Grove Primary	Primary	0.6 miles	Good — 9 Sep 2013

Rental Comparables

Residential lets from OpenRent and Rightmove for the area (same bedroom count). Use to validate rent estimates. Student lets are excluded.

Title	Rent	Beds	Distance	As seen on
1 Bed Flat, Vicars Moor Lane, N21	£1,675/mo	1	0.43 miles	OpenRent
1 Bed Flat, Seacole Lodge, N21	£1,525/mo	1	0.52 miles	OpenRent
1 Bed Flat, Moor Park House, N21	£1,295/mo	1	0.53 miles	OpenRent
Studio Flat, Chase Road, N14	£1,250/mo	1	0.7 miles	OpenRent
Studio Flat, Hood Avenue, N14	£1,245/mo	1	1.21 miles	OpenRent
1 Bed Flat, The Haven, N14	£1,550/mo	1	1.23 miles	OpenRent

Average rent: £1,423/mo (6 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.43%

Max investor price (0.8%) £176,250

Target investor price (1%) £141,000

Gross yield 5.2%

Cost-to-rent ratio 19.2×

Monthly cashflow £-36/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -0.5%

Rent ratio — Monthly rent ÷ purchase price (1% rule). 1%+ = strong, 0.8–1% = okay, <0.8% = weak for cashflow.
Max investor price — Rent ÷ 0.8%; the price at which rent would be 0.8% of price (Stoke-style target).
Target investor price — Rent ÷ 1%; the price at which rent would be 1% of price (strong cashflow band).
Gross yield — Annual rent as % of purchase price (no costs).
Cost-to-rent — Price ÷ annual rent (from OpenRent comparables). Under 14× = strong, 14–16× = acceptable, 17×+ = compressed.
Cashflow — Rent minus mortgage, 10% maintenance, £25/mo compliance. Assumes 75% LTV, 3.95% APR (5yr fixed), 25yr term.
ROI — Annual profit ÷ cash in (deposit + 4% purchase costs).